1527 Biscayne Bay Dr · Jacksonville, FL 32218

$198,990

2 bd · 3.0 ba · 1,424 sqft · SingleFamily public records · 70 Days on market

Built 2005 6,534 sqft lot Est $253k · 21% under $162/mo HOA · 9% of rent

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

End unit that is perfect for a first time homebuyer. Seller has painted entire home and will be replacing carpet so it is move in ready. Enjoy the evenings with a beverage of choice on your back porch overlooking pond. First floor features kitchen open to large family room and powder room for guests. Second floor features additional family room or loft area. Second floor owner's Suite features private en suite bathroom with shower/tub combo and walk in closet. Additional bedroom on second floor and full bathroom. Laundry closet conveniently located on second floor. This unit will not last long so schedule your showing today.

Key facts

• Walk-in closet
• Private back porch
• Pond views

Tags

• POND VIEWS
• PRIVATE BACK PORCH
• OPEN-CONCEPT FIRST FLOOR
• VERSATILE LOFT
• WALK-IN CLOSET
• PRIVATE EN SUITE BATH

Property features AI

Finance

• Other: Unfurnished
• HOA & community: Homeowner association with quarterly fee; Quarterly HOA fee of $485; Association amenities include playground and pool

Exterior

• Parking: Garage; 1-car garage
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Townhouse; Two levels; Entry on level 1
• Construction: Frame, stucco, and vinyl siding construction; Shingle roof
• Exterior features: Porch; Community pool (not private)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Open floor plan; Primary bathroom with tub and shower; Walk-in closet(s)
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-33 ($-390/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (12.1% below list).
• Recommended offer: $175k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% in Jacksonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#50 in FL, #911 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Duval (urban): math 46% / reading 45% proficiency, ranked #48 of 73 in FL (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Biscayne Elementary School (math 58% / reading 39%, grade D, #1,152 of 2,144 statewide, top 55%, 796 students, 62% FRL); Highlands Middle School (math 31% / reading 21%, grade F, #506 of 571 statewide, top 89%, 697 students, 73% FRL); First Coast High School (math 18% / reading 33%, grade F, #499 of 667 statewide, top 75%, 2,117 students, 49% FRL).
• Zoned-school proficiency averages 33% at this address vs 46% district-wide (-12 pts) — the specific schools serving this property underperform the Duval average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.4%/yr); 728 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 6,503 units permitted in Duval County in 2024 (1,131 in 5+ unit buildings).
• This rent runs 30% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Duval County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $105k; list at $199k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,939 (12.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $253,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12239 Plumbridge Ln	0.69mi	3/2.0 (+1)	1,439 (+1%)	2mo	$257,450	$179	56
1644 Biscayne Bay Cir	0.18mi	3/2.5 (+1)	1,588 (+12%)	14mo	$205,000	$129	54
1374 Biscayne Grove Ln	0.29mi	3/2.0 (+1)	1,628 (+14%)	2mo	$290,500	$178	52
1018 Cherry Point Way	0.54mi	3/2.0 (+1)	1,453 (+2%)	14mo	$239,000	$164	51
11755 Kingfisher Ln E	0.47mi	3/2.0 (+1)	1,248 (-12%)	2mo	$245,000	$196	47
11828 Sagebrush Ct	0.41mi	3/2.0 (+1)	1,513 (+6%)	18mo	$275,000	$182	46
1431 Raven Dr S	0.52mi	3/1.5 (+1)	1,371 (-4%)	16mo	$150,000	$109	45
1438 Shearwater Dr	0.37mi	3/2.0 (+1)	1,252 (-12%)	12mo	$243,000	$194	43
1446 Shearwater Dr	0.37mi	3/2.0 (+1)	1,248 (-12%)	13mo	$200,000	$160	42
1344 High Plains Dr N	0.49mi	3/2.0 (+1)	1,618 (+14%)	15mo	$250,000	$155	33
1379 High Plains Dr W	0.54mi	3/2.0 (+1)	1,270 (-11%)	18mo	$245,000	$193	33
838 Cherry Point Way	0.74mi	3/2.0 (+1)	1,598 (+12%)	15mo	$275,000	$172	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.29×
• Total profit: $-39,392
• Equity at exit: $29,670

10-year hold

• IRR: -23.6%
• Equity multiple: -0.02×
• Total profit: $-56,577
• Equity at exit: $17,205

Cash invested: $55,717 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32218

• Home prices YoY: -25.7%
• Rents YoY: -0.4%
• Active inventory: 728
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$83
• HOA: −$162
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-33

Break-even live

Break-even rent $1,791

Max offer price $193,245

Occupancy floor 97%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,748
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1544 Biscayne Bay Dr Unit 1544 Jacksonville, FL	3.0	2.5	1424	$2,000	$1.40	12d	1	0.01mi
12260 Salvia Ct Jacksonville, FL	3.0	2.0	1732	$2,100	$1.21	23d	1	0.14mi
12450 Biscayne Blvd Jacksonville, FL	1.0–3.0	1.0–2.0	932	$1,266	$1.36	23d	1	0.14mi
1660 Biscayne Bay Cir Jacksonville, FL	2.0	2.5	1220	$1,396	$1.14	23d	1	0.17mi
1692 Biscayne Bay Cir Jacksonville, FL	3.0	2.5	1588	$1,650	$1.04	23d	1	0.21mi
1541 Kingfisher Ln N Jacksonville, FL	3.0	2.0	1296	$1,910	$1.47	17d	1	0.36mi
12525 Tibbets Ln Jacksonville, FL	1.0–3.0	1.0–2.0	977	$1,610	$1.65	1d	54	0.61mi
843 Magic Cove Ln Jacksonville, FL	3.0	2.0	1680	$1,999	$1.19	7d	1	0.82mi
12024 Sea Grove Pl Jacksonville, FL	3.0	2.0	1711	$1,800	$1.05	23d	1	0.83mi
11552 Key Biscayne Dr W Jacksonville, FL	3.0	2.0	1849	$1,800	$0.97	23d	1	0.88mi
2346 Blossom Ridge Dr N Jacksonville, FL	3.0	2.0	1334	$1,819	$1.36	10d	1	0.98mi
11332 Island Shore Dr W Jacksonville, FL	3.0	1.5	1178	$1,703	$1.45	4d	1	1.17mi
950 Turtle Creek Dr S Jacksonville, FL	3.0	2.0	1460	$1,824	$1.25	23d	1	1.18mi
11931 Alexandra Dr Jacksonville, FL	3.0	2.0	1189	$1,749	$1.47	7d	1	1.18mi
12154 Alexandra Dr Jacksonville, FL	3.0	2.0	1275	$1,700	$1.33	4d	1	1.24mi
11029 Traci Lynn Dr Jacksonville, FL	3.0	2.0	1402	$1,550	$1.11	4d	1	1.31mi
11386 Margarets Landing Pl Jacksonville, FL	3.0	2.0	1280	$1,821	$1.42	21d	1	1.31mi
2445 Dunn Ave Jacksonville, FL	1.0–3.0	1.0–2.0	850	$1,496	$1.76	1d	11	1.32mi
745 Northpoint Cir N Jacksonville, FL	2.0	2.0	897	$1,600	$1.78	23d	1	1.32mi
11050 Harts Rd Jacksonville, FL	3.0	2.0–2.5	1145	$1,511	$1.32	2d	10	1.41mi
11211 Margarets Landing Pl Jacksonville, FL	3.0	2.0	1280	$1,826	$1.43	7d	1	1.45mi

HOA detail

• Monthly dues: $162 · $1,944/yr

Listing history 21 events

1. 2026-06-18
   days on market $198,990 Active 70 DOM
2. 2026-06-17
   days on market $198,990 Active 69 DOM
3. 2026-06-16
   days on market $198,990 Active 68 DOM
4. 2026-06-15
   days on market $198,990 Active 67 DOM
5. 2026-06-13
   days on market $198,990 Active 64 DOM
6. 2026-06-10
   days on market $198,990 Active 61 DOM
7. 2026-06-08
   days on market $198,990 Active 60 DOM
8. 2026-06-07
   days on market $198,990 Active 59 DOM
9. 2026-06-05
   days on market $198,990 Active 56 DOM
10. 2026-06-03
    days on market $198,990 Active 55 DOM
11. 2026-06-02
    days on market $198,990 Active 54 DOM
12. 2026-06-01
    days on market $198,990 Active 53 DOM
13. 2026-05-31
    days on market $198,990 Active 52 DOM
14. 2026-05-20
    price $198,990
15. 2026-04-09
    listed $200,000 Active
16. 2018-05-10
    soldstatus $105,000
17. 2018-05-02
    soldstatus $105,000 Sold 640-char remark

    Show marketing remark (640 chars)

    End unit that is perfect for a first time homebuyer. Seller has painted entire home and will be replacing carpet so it is move in ready. Enjoy the evenings with a beverage of choice on your back porch overlooking pond. First floor features kitchen open to large family room and powder room for guests. Second floor features additional family room or loft area. Second floor owner's Suite features private en suite bathroom with shower/tub combo and walk in closet. Additional bedroom on second floor and full bathroom. Laundry closet conveniently located on second floor. This unit will not last long so schedule your showing today.

18. 2018-03-23
    status Pending 640-char remark

    Show marketing remark (640 chars)

    End unit that is perfect for a first time homebuyer. Seller has painted entire home and will be replacing carpet so it is move in ready. Enjoy the evenings with a beverage of choice on your back porch overlooking pond. First floor features kitchen open to large family room and powder room for guests. Second floor features additional family room or loft area. Second floor owner's Suite features private en suite bathroom with shower/tub combo and walk in closet. Additional bedroom on second floor and full bathroom. Laundry closet conveniently located on second floor. This unit will not last long so schedule your showing today.

19. 2018-03-19
    historical Active - Contingent 640-char remark

    Show marketing remark (640 chars)

    End unit that is perfect for a first time homebuyer. Seller has painted entire home and will be replacing carpet so it is move in ready. Enjoy the evenings with a beverage of choice on your back porch overlooking pond. First floor features kitchen open to large family room and powder room for guests. Second floor features additional family room or loft area. Second floor owner's Suite features private en suite bathroom with shower/tub combo and walk in closet. Additional bedroom on second floor and full bathroom. Laundry closet conveniently located on second floor. This unit will not last long so schedule your showing today.

20. 2018-03-16
    listed $99,900 Active 640-char remark

    Show marketing remark (640 chars)

    End unit that is perfect for a first time homebuyer. Seller has painted entire home and will be replacing carpet so it is move in ready. Enjoy the evenings with a beverage of choice on your back porch overlooking pond. First floor features kitchen open to large family room and powder room for guests. Second floor features additional family room or loft area. Second floor owner's Suite features private en suite bathroom with shower/tub combo and walk in closet. Additional bedroom on second floor and full bathroom. Laundry closet conveniently located on second floor. This unit will not last long so schedule your showing today.

21. 2005-05-21
    soldstatus $516,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,513 · $126/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$138/yr (+$12/mo · 9.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,993
• − Mortgage interest: −$11,147
• − Property taxes: −$1,513
• − Insurance: −$995
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − HOA: −$1,944
• − Depreciation: −$5,789
• Taxable loss: −$3,754
• Est. tax savings @ 24.0%: +$901
• After-tax cash flow: $511/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Duval
• NCES district ID: 1200480
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $48,987
• Composite: 38.97/100
• National rank: #4076
• State rank: #48 of 73 in FL

Livability — Jacksonville

• Score: 83/100
• State rank: #50
• US rank: #911

Category grades

Amenities A+ Commute A+ Cost of living A Crime C Employment C Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, FL
• County: Duval County · 1,015,274 people
• City population: 979,034
• Metro: Jacksonville, FL
• Population (ZIP): 72,905
• Household income: $69,638
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 2289.0

Population outlook (Duval County) Hauer SSP2

• Today (2025): 1,013,010 people
• By 2030: 1,059,228 · +4.6%
• By 2040: 1,141,439 · +12.7%
• By 2050: 1,205,258 · +19.0%
• By 2075: 1,324,282 · +30.7%
• By 2100: 1,319,620 · +30.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 48% White 35% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 6% French/Haitian/Cajun 1% Tagalog/Filipino 1%

Political lean MEDSL · Duval

• 2024 margin: Toss-up / Even · D 48.7% · R 50.1% · Other 1.2%
• 2008→2024 swing: +0.4pp no change · 2008: -1.9pp · 2024: -1.5pp
• All cycles: 2024: R+1.5 2020: D+3.8 2016: R+1.5 2012: R+3.6 2008: R+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.73%
• Current HPI: 262.2329
• Rent YoY: ▼ -0.40%
• Metro: Jacksonville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-61.4% since first listed

8 events — show timeline

• 2026-05-20 Price Changed $198,990 realMLS
• 2026-04-09 Listed $200,000 realMLS
• 2018-05-10 Sold (Public Records) $105,000 Public Records
• 2018-05-02 Sold (MLS) $105,000 realMLS
• 2018-03-23 Pending — realMLS
• 2018-03-19 Contingent — realMLS
• 2018-03-16 Listed $99,900 realMLS
• 2005-05-21 Sold (Public Records) $516,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,513 · +16.2% YoY. Source: county tax records.